Chimney repair in Ann Arbor Township

Old farmhouses and newer acreage

Most of Ann Arbor Township is in our service area. If you're near its outer edges, call before you book and we'll tell you whether we can get to you.

Geddes, on the south side of the Huron River, was settled in 1824. William Parker built his grist mill on Fleming Creek there in 1873, and the Parker House on Geddes Road went on the National Register with the mill in 1982. Farmhouse chimneys that old have usually been rebuilt above the roof at least once. The work on them is mostly at the top: loose brick, open joints and a crown that has cracked.

North of Ford Road the lots run 2 to 5 acres, and off Pontiac Trail and Whitmore Lake Road there are newer houses on wooded lots. Some of those chimneys are fieldstone, and some are framed chases with a metal cover on top. On fieldstone, the concrete crown on top cracks first, like the one in the photo. Once water gets past it, the wide joints between the stones start to open up. On a chase, the metal cover on top rusts, and the wood frame under it can rot.

Starting prices

These are our starting prices. The written quote gives you the exact number.

• Crown repair starts at $1,000 plus $1 per square inch. A crown rebuild starts at $1,500 plus $1 per square inch.
• Tuckpointing runs $595 to $4,995.
• A stainless chase cover with one hole starts at $1,000 plus $1 per square inch.
• Replacing a rotted wood frame under a chase cover runs $895 to $2,349.
• Flashing repair or replacement runs $595 to $3,495.

A tall stone chimney on a two-story house sometimes can't be worked safely from a ladder. When that's the case, a lift or scaffolding adds $1,249, and we tell you before we quote.

Matching stone and getting it in writing

On fieldstone, we match the mortar color and the shape of the joints to what's already there, so a repair doesn't show as a gray patch. We look at the whole chimney along with the crack or leak you noticed, then send photos and a written quote. If a smaller repair would hold for now, we say so and tell you what it leaves undone. We check with the township on permits and put any permit cost on the quote. Nothing starts until you approve it. If you want us to look first, a chimney inspection is $49.